Naish Court, London

192 "affordable units" in 3 phases

• Constructor: Willmott Dixon Housing Ltd
• Architects: Levitt Bernstein/Pollard Thomas Edwards
• Client Representative (Employer's Agent): Dearle and Henderson
• Structural Engineer: Ellis and Moore
• Value including fees: £22 million
• Contract: PPC 2000

25 outright sale and key worker shared ownership units

• Developer: Guinness Developments Ltd
• Contractor: Willmott Dixon Housing Ltd
• Architects: Levitt Bernstein
• Employer's Agent: Dearle and Henderson
• Structural Engineer: Ellis and Moore
• Value including fees: £ 2.5 million
• Contract: JCT 98 with Contractor's Design

16 further units - tenure to be agreed

• Architects: Levitt Bernstein

Background

Based on a series of promises negotiated between the Council, residents and Guinness and following an 84% vote in favour by tenants, 212 flats & maisonettes were transferred from Islington Council to Guinness 5th Feb 2001. Along with shops and empty / shortlifed properties came 133 tenants and 27 leaseholders.

The plan was to demolish down all the buildings and start again. Under the Agreement with Islington, the Trust is obliged to provide 192 "affordable" units as well as replacing the existing shops, library, community hall and estate office. In so doing nearly all residents will have moved from an old Naish Court property to a new home. We have assigned the construction of the library, shops, community hall and office to Countryside Developers, who will be building approximately 100 flats, of which 30% are to be affordable and on which the Trust have the first option.

The works are phased. We are now working towards completing the second phase. The third phase, to construct the balance of the 192 units will commence in the New Year. We have a mix of people and households on the estate and we are providing 1, 2 and 3 bedroom flats as well as 2, 3 and 4 bedroom maisonettes and 3, 4 and 5 bedroom houses.

Development of the former "Independent Pub" Site

In addition, under our development umbrella, Guinness Developments, we will be building 24 flats on the site of a former pub that occupied the top right hand corner of the estate. 16 of these units are for outright sale and the other 9 are key worker shared ownership, to be sold at an equity:rent ratio of 30%:70%. We hope to achieve a similar mix in phase 4b, which will be built on the site of the last remaining block, which houses the people waiting for new properties in the third phase.

Leasehold issues

Leaseholders had options to have their property "bought back" at open market value, to be "bought out" and become tenants again, or to swap their old property for a new one. Needless to say, most chose to swap their old home for a newly built one on the estate. Existing tenants still have a Preserved Right to Buy and one resident has taken advantage of this option since moving in to his new property.

Financing the deal

Works will cost over £20m and will take 5 years. About 40% of the money will come from the Council, Kings Cross regeneration scheme, and cross subsidy from the sale of the front part of the site to Countryside Developers. The rest Guinness will borrow privately. Profits from the sale of the units on the pub site and also from phase 4b will be recycled into the scheme.

Resident participation

Resident participation has been extensive. A Steering Group was the driving force behind the transfer and redevelopment plans, and it has now converted to a properly mandated Residents Association.

The Steering Group still meets on a 6 weekly cycle and the contractor and architects also attend these meetings, reporting on progress and discussing design development.

A working party was also formed to develop the design proposals for the central green square, which will be the only open communal space on the estate. The working party comprised residents aged 6 to over 60 and a series of visits and design workshops took place that are now being worked up into two options, which will be voted on by the residents in the New Year.

The Steering Group has also been working with Countryside Developers in respect of this company's proposed development on the Copenhagen Street site.

Community Investment

As the Trust has removed most of the Communal Areas on the estate, it has given monies to local community projects to allow for extra provision of staff and facilities, predominantly for the displaced children (eg Crumbles Castle adventure playground). We have also given money to Thornhill Community project and have sponsored children's parties, parties for older people, outings to the seaside and Adventure Parks, etc to encourage a sense of community.

We recently held a very successful bricklaying "taster day" session, where young residents were given the opportunity to find out about careers in the construction industry.

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